HOW TO APPLY: Click the “Download Rental Application” icon to download and print a PDF version of the rental application. Return your completed rental application Monday through Friday 8:00am – 5:00pm to 8275 S. Eastern Ave #200 Las Vegas, NV 89123 or scan and email to info@ricerealestatelv.com. Print clearly and complete the entire application; incomplete applications will not be processed. Allow 1-3 business days for a response. All applicants over the age of 18 must complete the application process. Roommates must submit separate applications. The applicant is fully aware Rice Real Estate reserves the right to process multiple applications at the same time. $65 NON-REFUNDABLE APPLICATION FEE, PER ADULT, MUST BE PAID PRIOR TO PROCESSING.

According to statistics rental vacancies in Southern Nevada decreased in the first quarter of 2016, extending a three year long streak. Vacancy stood at 5.1 percent in the first quarter, 0.6 percentage points lower than one year ago, and 0.3 percentage points lower than in the fourth quarter of 2015.

Employment growth in the technology, construction and hospitality sectors will lift the city’s rental market in 2017 & 2018. Above-average employment and population growth will help as well: the Las Vegas market will rank No. 6 for job growth, with gains of 3.2 percent, and its population of adults ages 20 to 34 — a prime rental demographic — will grow faster than any other city’s, at nearly 3 percent. Housing prices are up.

The screening process is where the strongest work must take place.Securing great tenants is in everyone’s best interest. Rice Real Estate uses a resident screening process that analyzes income, credit, rent payment history, employment history, background check and other factors that indicate the likelihood the tenant we place in the home will perform according to his/her obligations under the rental contract.

HOW MUCH RENT WILL MY PROPERTY BRING?

It’s important to perform ongoing rent surveys of the Henderson/Las Vegas market to stay abreast of changes in the marketplace. Rice Real Estate will recommend a rental rate based on a number of factors, including how quickly you need to rent the property and how the property stacks up against the competition in the local market. Our recommendation is just that – a recommendation. Should you desire, you can have the final say as to the rental rate.

WHAT KIND OF CONDITION DOES MY PROPERTY NEED TO BE IN TO FIND A QUALITY TENANT?

The property’s condition is one of the most important aspects of marketing a vacant rental property. Properties that are not “Rent Ready” when they’re placed on the rental market tend to be slower to rent and attract renters who are not only willing to settle for less than top quality, but who treat their rental properties with less care and concern than we want to achieve for our owners. Furthermore, quality renters typically can’t envision what the property will look like after we do this or that…telling the prospect we’re going to be painting, or going to be replacing carpets is virtually useless. The first impression of a vacant property is the lasting impression of that property. That’s why we urge our owners to take care of the basics: fresh paint, clean floor coverings, functional window blinds, and everything in good working order. The results are always much better when we approach the marketing process with a Rent Ready home!

Fees for Residential Las Vegas Property Management Services average 8% of the gross monthly rent collected. To secure a contract closer to 6% an investor needs to own multiple properties (typically a minimum of 10 or more).

Typical fees:

8% of gross monthly rent (minimum $100)

$300 Tenant Placement + $300 MLS referral fee

Initial startup fee around $295

WHAT KIND OF CONDITION DOES MY PROPERTY NEED TO BE IN TO FIND A QUALITY TENANT?

The property’s condition is one of the most important aspects of marketing a vacant rental property. Properties that are not “Rent Ready” when they’re placed on the rental market tend to be slower to rent and attract renters who are not only willing to settle for less than top quality, but who treat their rental properties with less care and concern than we want to achieve for our owners. Furthermore, quality renters typically can’t envision what the property will look like after we do this or that…telling the prospect we’re going to be painting, or going to be replacing carpets is virtually useless. The first impression of a vacant property is the lasting impression of that property. That’s why we urge our owners to take care of the basics: fresh paint, clean floor coverings, functional window blinds, and everything in good working order. The results are always much better when we approach the marketing process with a Rent Ready home.

ARE PETS ALLOWED IN RENTAL PROPERTIES?

The final decision as to whether or not to allow a pet (or pets) is always the owner’s (except for service animals as permitted by law). However, we strongly recommend you allow us to market the property as a “pet friendly” rental, one that allows pets on a case-by-case basis. Approximately 62% of the households in the US have pets. By eliminating the ability to allow pets on a case-by-case basis we’re essentially eliminating over half the pool of qualified renters for your property. When considering pets, we look at such factors as the breed of the animal and the prospect’s history in renting with a pet. We also recommend higher security deposits when a pet is approved thereby giving you added assurance that, should there be any damage to the property, the tenant has enough at stake to make it right when they vacate.

Rice Real Estate’s property management division provides management services which include maintenance and repairs, renovation services, rent collection and leasing for residential properties in the Greater Las Vegas area. Heidi Rice has been managing residential properties since 2001. To that point, we provide not only professional management, but also common sense and personalized service at competitive rates – the cornerstone of our long success in the business.

Who selects the Tenant? The Las Vegas Property Manager or Property Owner?

Management companies are governed by Federal and State Fair Housing Laws. For this reason, we have strict guidelines in the processes we use to select tenants and what we do with the information that we collect. We have an established criteria we use to select tenants. Some of the primary factors are: credit score and history, criminal records, past rental history, and proof of income. The short answer to this question is we select the tenant. We will consult with you when it comes to pets or any other special circumstance that a potential tenant may bring up.

Typically a Las Vegas Property Manager will advertise the Property, and all parts thereof, for rent and may display “For Rent” signs thereon (if allowable by CIC). Manager shall approve applicants, negotiate and execute leases, and renew or cancel leases relating to the Property. Manager shall terminate tenancies and sign and service for the Owner such notices as Manager deems appropriate. A Las Vegas Property Manager shall be able to institute legal actions in the name of the Owner and evict tenants and recover possession of the Property.

How does a Las Vegas Property Manager collect rent and other fees?

A Las Vegas Property Manager shall collect rents and collect and disburse security deposits and other deposits. A Las Vegas Property Manager shall deposit rents and deposits collected on behalf of Owner into separate trust accounts at a qualified banking institution as required by Nevada law. The portion of rents due to Owner is typically to be dispersed to Owner by the 10th of each month that rent is collected unless the rent is not received by the due date. All tenants’ deposits collected by manager to be held in Manager’s trust account. All late fees, NSF fees, and other fees collected from any tenant by Manager shall be retained as Manager’s compensation for performing such related duties. Manager shall not incur any liability for bankruptcy or failure of the depository.

How does a Las Vegas Property Manager handle maintenance and repairs?

As stated on page 5 of the Greater Las Vegas Association of Realtors Property Management Agreement, line 28-35, a Las Vegas Property Manager agrees to obtain Owner’s prior authorization for any expense in excess of $300, except monthly or recurring operating charges, emergency/habitability repairs (NRS 118A), or in the event the Owner is not reasonably available for consultation and the Manager deems necessary such repairs for the protection of the property or the tenants. Manager is not required nor obligated to advance funds on behalf of the Owner.

If you own or are thinking about purchasing an investment property then you need our property management 89012 services! Our years of experience will save you thousands of dollars and give you the peace of mind that your investment is being properly handled. Rice Real Estate & Property Management 89012 makes owning rental property an enjoyable experience.

Many times popular news outlets don’t even have access to this information in real-time. Who does? The people on the streets renting out houses on a daily basis. Make sure to ask us for a free market analysis of your current rent rate to ensure you’re receiving top dollar for your investment property.

Property Management 89012 Maintenance & Inspections

Rice Real Estate is on call 24 hours a day, 7 days a week. All maintenance emergencies are handled quickly and in a cost efficient manner. Rice Real Estate uses only licensed and insured Independent Contractors for the Owners protection. Due to the high volume of properties we handle, we can secure excellent rates from these Vendors, which are passed directly to our Owners. We do inspections of the properties on a regular basis to ensure tenants are complying with the Rental Agreement.

Rice Real Estate & Property Management 89012 Team:

As a real estate investor for 15 years, Heidi has owned and managed many single family residences. As the Owner of Rice Real Estate & Property Management 89012 in Las Vegas, Heidi understands the challenges of managing rental properties and is excited about helping her clients so they can enjoy the rewards of owning investment real estate. Heidi’s business philosophy is simple; to have her team manage each property like it was their own and to treat every owner as they would like to be treated.

Which Type of Investor Are You?

Single Home Investor?

Multiple Home Investor?

Unexpected Investor?

1) Single Home Investor: You’re ready to upgrade your home. Trust us with your investment.

You have a great home, but you have outgrown it and you are ready to upgrade. Should you sell your home? Or turn it into an investment property? Managing your own rental property can be a lot of work. Put the experts at Rice Real Estate’s Residential Las Vegas Property Management division is here to help.

2) Multiple Homes Investor: We’ll manage your growing portfolio.

Your portfolio of homes is growing. Unfortunately, your stress level and expenses are also growing. Taking on the additional cost of a property management company may seem like an unnecessary expense. However, it is an expense that will save you money in the end. Rice Real Estate’s Residential Las Vegas Property Management division is here to help.

3) Unexpected Investor: You didn’t plan on an investment property. What now?

Being a landlord is not a scenario that everyone plans for – perhaps you have not been able to sell your home, had to relocate for a career opportunity, or inherited/acquired a new property. What now? The thought of finding a tenant, keeping up with the maintenance, collecting rent, etc. is extremely overwhelming. Most importantly, you need to find a tenant fast. The average vacancy on a rental property is 2-3 months. That is 2-3 months without income but all the same expenses. Rice Real Estate’s Residential Las Vegas Property Management division is here to help.

HOW CAN WE HELP YOU?

Whether you own one investment property or 10, the goal is the same: maximize rental income while minimizing expenses. Getting the most out of your rental property requires time and effort including tenant placement, credit screenings, maintenance, property inspections, collections, etc. Why not save yourself the time and frustration? Rice Real Estate’s Residential Las Vegas Property Management division is here to help.

As a full-service management firm, your dedicated property manager is responsible for taking care of all aspects of managing your rental(s). These tasks included but are not limited to:

Placing the right tenant for your property through marketing, showing the property and screening applicants.

Onboarding new tenants. Your property manager will be present when your tenant moves in to set the standard of involvement and handle the paperwork (application and lease).

Maintaining current tenants through rent collection, handling payment issues, bookkeeping and record keeping, property inspections, emergency repairs and enforcing policies and house rules.

Owner communication. We keep you informed on the happenings of your investment property through monthly accounting statements and reports.